Pima Tucson Lighthouse vs Home Plus Arizona: Which Is Better?

If you're buying a home in Tucson and researching down payment assistance, you've probably come across two main programs: the Pima Tucson Lighthouse and Home Plus Arizona.

Both are legitimate programs that have helped thousands of buyers. But they're not identical, and one might be a better fit for your situation than the other.

Let's compare them side by side.

Quick Comparison Table

Feature	Pima Tucson Lighthouse	Home Plus Arizona
Assistance Amount	Up to 4%	Up to 5%
First-Time Buyer Required	Yes	No
Minimum Credit Score	640	640
Forgiveness Period	3-5 years	5 years
Administrator	Arizona Housing	Arizona IDA
Coverage Area	Pima County	All of Arizona
Loan Types	FHA, VA, Conventional	FHA, VA, USDA, Conventional

Now let's dig into what these differences actually mean for you.

Assistance Amount: 4% vs 5%

Home Plus offers up to 5% assistance compared to Lighthouse's 4%. That extra percentage point can make a meaningful difference.

On a $350,000 home:

• Lighthouse (4%): $13,559
• Home Plus (5%): $16,949
• Difference: $3,390

That extra $3,390 could cover more of your closing costs or allow you to keep more cash in reserve.

However, the specific amount you receive depends on your loan amount and the program option you choose. Not everyone gets the maximum.

First-Time Buyer Requirement

This is often the deciding factor.

Lighthouse: You must be a first-time buyer (haven't owned a home in the past 3 years).

Home Plus: Open to all buyers, whether it's your first home or your fifth.

If you're a first-time buyer: You qualify for both programs. You can choose based on other factors.

If you've owned before: Home Plus is your option. Lighthouse isn't available to you.

Forgiveness Period

Lighthouse: The forgiveness period varies but is typically 3-5 years, depending on the specific program option.

Home Plus: Standard 5-year forgiveness period.

Both programs work similarly: you receive the DPA as a silent second mortgage with no monthly payments. If you stay in the home as your primary residence for the full forgiveness period, you never pay it back.

If you sell or refinance before the period ends, you repay the unforgiven portion.

For most buyers who plan to stay in their home at least 5 years, this is a non-issue. The money is essentially a gift.

Administration and Process

Lighthouse is administered through Arizona Housing. Home Plus is administered through the Arizona Industrial Development Authority (Arizona IDA).

Both organizations are established, well-funded, and have been running these programs for years. From a borrower's perspective, the process is similar:

1. Work with a participating lender (that's us)
2. Get pre-approved and confirm DPA eligibility
3. Complete homebuyer education
4. Find and purchase a home
5. DPA is applied at closing

The paperwork differs slightly between programs, but your lender handles most of that. You won't notice much difference in the experience.

Coverage Area

Lighthouse: Specifically for Pima County (Tucson, Oro Valley, Marana, Sahuarita, etc.)

Home Plus: Available statewide in Arizona

If you're definitely buying in Pima County, both work. If there's any chance you might look in Maricopa County or elsewhere in Arizona, Home Plus offers more flexibility.

Which Program Is Right for You?

Choose Lighthouse if:

• You're a first-time buyer
• You want a potentially shorter forgiveness period (3 years in some cases)
• You're definitely buying in Pima County
• You qualify for both and want to compare specific terms at application time

Choose Home Plus if:

• You've owned a home before (repeat buyer)
• You want the higher 5% assistance amount
• You might consider properties outside Pima County
• You want USDA loan eligibility (Lighthouse doesn't always include USDA)

If You Qualify for Both:

Many first-time buyers in Tucson qualify for both programs. In this case, we typically look at your specific situation and run the numbers both ways to see which one gives you the better outcome.

Sometimes the differences in fees, rates, or terms make one clearly better than the other for a particular buyer.

Can You Use Both Programs?

No. You can only use one DPA program per transaction. You can't stack Lighthouse and Home Plus together.

The good news is that either program typically provides enough assistance to cover your down payment and at least some closing costs.

What About Other Programs?

There are other DPA programs in Arizona, including some offered by individual cities or targeted to specific occupations (teachers, first responders, etc.). However, for most Tucson buyers, Lighthouse and Home Plus are the most accessible and widely used.

We'll make sure you know about all your options when we review your situation.

Let's Figure Out Your Best Option

The best way to know which program is right for you is to talk through your specific situation. Your income, credit score, purchase price range, and timeline all factor into the decision.

Start with our qualifier quiz to see your preliminary eligibility, or give us a call at (480) 420-4918 to discuss which program makes the most sense for your Tucson home purchase.

You can also explore the details of all available DPA programs on our site.